4051 W 100 N · Bargersville, IN 46106

$200,000

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 171 Days on market

Built 1891 1.00 ac lot Est $200k · at est.

---

Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.6/15.0
• 1% rule +6.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOTS OF POTENTIAL FOR THIS HISTORICAL BRICK HOME ON 1 ACRE IN THE DESIRED TOWN OF PROVIDENCE. PAINTED HARDWOOD FLOORS UNDER CARPET. ROOF, FURNACE, WATER HEATER APPROX 7 YEARS, 11X24 BIG FRONT PORCH, HOME LISTED AS 3 BED ROOM-ONLY 1 HAS A CLOSET. FEW NEIGHBORS, CORNFIELDS TO THE WEST. HOME SOLD AS-IS. NEEDS COSMETICS. SOME NEWER WINDOWS. CELLAR ACCESS THROUGH LAUNDRY ROOM FLOOR, SELLER HAS NOT BEEN IN CELLAR FOR YEARS. 1 YEAR HOME WARRAN TY PROVIDED.

Key facts

• Exposed brick walls
• Tall windows
• Formal dining room

Tags

• HISTORIC SCHOOLHOUSE
• EXPOSED BRICK WALLS
• TALL WINDOWS
• FORMAL DINING ROOM
• SPACIOUS LIVING AREA
• LARGE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#150 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Franklin Community School Corporation (suburban): math 36% / reading 44% proficiency, ranked #133 of 301 in IN (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Franklin Community High School (math 29% / reading 69%, grade D, #136 of 369 statewide, top 37%, 1,610 students, 41% FRL).
• Market conditions: 16 active listings in the ZIP; high-income renter base; 1,133 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Johnson County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $200k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.82%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $200,260
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4051 W 100 N	0.00mi	3/1.0	1,292 (0%)	0mo	$200,000	$155	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $2,629
• Equity at exit: $29,821

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $47,171
• Equity at exit: $17,292

Cash invested: $56,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Indiana: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

10-day pay-or-quit; landlord-favorable; preempted.

Methodology + full state rankings →

ZIP-level market 46106

• Home prices YoY: -32.9%
• Active inventory: 16
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,205 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $551

Break-even live

Break-even rent $1,507

Max offer price $200,000

Occupancy floor 70%

Sensitivity live

Price	-10% $665	-5% $608	+0% $551	+5% $495	+10% $438
Rent	-10% $377	-5% $464	+0% $551	+5% $639	+10% $726
Rate	-1.0pp $652	-0.5pp $602	base $551	+0.5pp $500	+1.0pp $447

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-18
   status Pending
2. 2026-03-27
   price $200,000
3. 2026-02-24
   price $225,000
4. 2025-10-29
   listed $235,000 Active
5. 2004-02-04
   soldstatus $71,500 453-char remark

   Show marketing remark (453 chars)

   LOTS OF POTENTIAL FOR THIS HISTORICAL BRICK HOME ON 1 ACRE IN THE DESIRED TOWN OF PROVIDENCE. PAINTED HARDWOOD FLOORS UNDER CARPET. ROOF, FURNACE, WATER HEATER APPROX 7 YEARS, 11X24 BIG FRONT PORCH, HOME LISTED AS 3 BED ROOM-ONLY 1 HAS A CLOSET. FEW NEIGHBORS, CORNFIELDS TO THE WEST. HOME SOLD AS-IS. NEEDS COSMETICS. SOME NEWER WINDOWS. CELLAR ACCESS THROUGH LAUNDRY ROOM FLOOR, SELLER HAS NOT BEEN IN CELLAR FOR YEARS. 1 YEAR HOME WARRAN TY PROVIDED.

6. 2003-11-03
   listed $89,900 453-char remark

   Show marketing remark (453 chars)

   LOTS OF POTENTIAL FOR THIS HISTORICAL BRICK HOME ON 1 ACRE IN THE DESIRED TOWN OF PROVIDENCE. PAINTED HARDWOOD FLOORS UNDER CARPET. ROOF, FURNACE, WATER HEATER APPROX 7 YEARS, 11X24 BIG FRONT PORCH, HOME LISTED AS 3 BED ROOM-ONLY 1 HAS A CLOSET. FEW NEIGHBORS, CORNFIELDS TO THE WEST. HOME SOLD AS-IS. NEEDS COSMETICS. SOME NEWER WINDOWS. CELLAR ACCESS THROUGH LAUNDRY ROOM FLOOR, SELLER HAS NOT BEEN IN CELLAR FOR YEARS. 1 YEAR HOME WARRAN TY PROVIDED.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IN · Partial reset (capped growth)

• Current annual tax: $701 · $58/mo
• Projected year-2 tax: $1,200 · $100/mo
• Expected delta: +$500/yr (+$42/mo · 71.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,461
• − Mortgage interest: −$11,203
• − Property taxes: −$701
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$5,818
• Taxable income: $3,505
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $5,776/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Franklin Community School Corporation
• NCES district ID: 1803690
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $54,855
• Composite: 34.93/100
• National rank: #5066
• State rank: #133 of 301 in IN

Livability — Bargersville

• Score: 70/100
• State rank: #150
• US rank: #7573

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment A Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Johnson County · 154,261 people
• City population: 10,159
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 10,159
• Household income: $120,072
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 335.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 170,080 people
• By 2030: 179,983 · +5.8%
• By 2040: 198,580 · +16.8%
• By 2050: 214,661 · +26.2%
• By 2075: 247,990 · +45.8%
• By 2100: 257,821 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 3% Black 1% Hispanic / Latino 1%
• Common ancestry: Iranian 10% Romanian 3% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+34.3) · D 32.0% · R 66.3% · Other 1.7%
• 2008→2024 swing: -8.9pp toward R · 2008: -25.5pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+34.1 2016: R+42.5 2012: R+38.5 2008: R+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.10%
• Current HPI: 218.0302
• Rent YoY: —
• Metro: Indianapolis-Carmel-Anderson, IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

Industry mix (Fortune 500 HQ in IN)

Industry	F500 HQs	Revenue
▸Industrial Machinery	2	$37B
▸Healthcare	1	$177B
▸Pharmaceuticals	1	$45B
▸Metals / Steel	1	$18B
▸Agriculture	1	$17B
▸Packaging	1	$12B

Price history

+122.5% since first listed

6 events — show timeline

• 2026-04-18 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-27 Price Changed $200,000 MIBOR as Distributed by MLS Grid
• 2026-02-24 Price Changed $225,000 MIBOR as Distributed by MLS Grid
• 2025-10-29 Listed $235,000 MIBOR as Distributed by MLS Grid
• 2004-02-04 Sold (MLS) $71,500 MIBOR as Distributed by MLS Grid
• 2003-11-03 Listed $89,900 MIBOR as Distributed by MLS Grid

Property tax history

-7.2%/yr

Latest (2024): $701 · +12.9% YoY. Source: county tax records.